HomeMy WebLinkAboutPRE 2024-0029; GEIDEMAN REMODEL; Admin Decision Letter..
July 8, 2024
Thomas Geideman
2363 Jefferson Street
Carlsbad, CA 92008
SUBJECT: PRE 2024-0029 (DEV2024-0049) -GEIDEMAN REMODEL
APN: 155-180-44-00
(cityof
Carlsbad
Thank you for submitting a preliminary review for residential improvements proposed at 2363 Jefferson
Street, assessor's parcel number (APN) 155-180-44-00. The project site, an approximately 0.32-acre
(13,939-square-foot) lot, currently is developed with a 3,255-square-foot duplex residential building.
Vehicular access is provided off Jefferson Street.
The project proposes a residential addition and remodel to a 2,016-square foot two-story dwelling unit of
an existing duplex. The improvements include:
• A 92-square-foot addition to the first floor;
• A 1,507-square-foot addition to the second floor;
• A 38-square-foot increase to the porch;
• A 205-square-foot addition to a two-car garage to make a three-car garage.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans. policies, and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans, policies, and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan Land Use Designation: R-15, Residential (8-15 dwelling units per acre)
b. Zoning: Multiple-Family Residential (R-3) Zone.
c. Coastal Zone: The project site is located within the Coastal Zone and is subject to the Mello II
Segment of the Local Coastal Program (LCP). The LCP Land Use and Zoning are consistent with
the City's General Plan Land Use and Zoning for the site. The property is located within the
California Coastal Commission's Appeals Jurisdiction.
d. Overlay Zones. The project is located within the Coastal Shoreline Development Overlay Zone
(Carlsbad Municipal Code Chapter 21.204)
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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2. The project requires the following permits:
a. Coastal Development Permit (CDP). Carlsbad Municipal Code Section (CMC) 21.201.030
states, "any applicant wishing to undertake a development (defined in CMC Section
21.04.107) in the coastal zone shall obtain a minor coastal development permit or coastal
development permit in accordance with the provisions of this chapter, in addition to any other
permit required by law."
A Major CDP is required if the development costs sixty thousand dollars or more. The
decision-making authority for the Major CDP is the Planning Commission.
b. Nonconforming Construction Permit (NCP). The NCP will be processed concurrently with the
CDP and will have the same decision-making body as the CDP.
3. Coastal Zone. This property is subject to all applicable Mello II Segment policies in the Local Coastal
Program (LCP). The property is in the Permit Appeals Jurisdiction. The Coastal Commission or another
party may appeal the City's decision on the project if they disagree with the City's interpretation of
standards applied to the project.
4. Coastal Stringline. Pursuant to the Coastal Shoreline Development Overlay Zone, new development
fronting the ocean shall observe at a minimum, an ocean setback based on a "stringline" method of
measurement. No enclosed portions of a structure shall be permitted further seaward than those
allowed by a line drawn between the adjacent structure to the north and south; no decks or other
appurtenances shall be permitted further seaward than those allowed by a line drawn between those
on the adjacent structures to the north and south. A stringline exhibit was provided with the
preliminary review application. However, adjacent structures were not shown on the stringline
exhibit. With a formal submittal of this proposal, a detailed plotting of the applicable structures and
appurtenances on the adjacent properties to the north and south will be necessary for determining
accurate stringline measurements for the project.
5. Lower Level. Provide a separate stringline exhibit for the first floor of the building. Each level of the
building will have its own stringline requirement and exhibit. The stringline is to be drawn from the
1st level of the adjacent structures. Plot the adjacent structures on the stringline exhibit.
On the proposed first floor plan, clearly delineate what is existing and what is proposed by hashing or
shading the floor space and walls. Provide a key or legend on the proposed first floor plan sheetto
correspond to the hashing or shading.
6. Upper Level. Provide a separate stringline exhibit for the second level of the building. The stringline is
to be drawn from the 2nd level of the adjacent structures. Plot the adjacent structures on the stringline
exhibit.
On the proposed second floor plan, clearly delineate what is existing and what is proposed by hashing
or shading of the floor space and walls. Provide a key or legend on the proposed second floor plan
sheet to correspond to the hashing or shading.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0029 (DEV2024-0049) -GEi DEMAN REMODEL
July 8, 2024
Page 3
7. Decks and Appurtenances. No decks or other appurtenances shall be permitted further seaward than
those allowed by a line drawn between those on the adjacent structures to the north and south.
Provide a separate stringline exhibit for any proposed decks and appurtenances. Please plot the
adjacent decks or appurtenances on the respective stringline exhibits.
For the stringline exhibit, if the adjacent property or structure has no deck or appurtenance, the
stringline cannot be drawn to the nearest property or structure that has a deck or appurtenance. It
shall be drawn to the most adjacent edge of the structure immediately adjacent to the north or south.
Please see direction from the Coastal Commission in Attachment A. With a formal submittal's
stringline exhibit, please plot the location of the adjacent structures.
8. Side Yard Setback. In the R-3 Zone every lot shall have side yards as follows: Interior lots shall have a
side yard on each side of the lot which side yard has a width not less than ten percent of the width of
the lot; provided, that such side yard shall be not less than five feet in width and need not exceed ten
feet. The lot width is measured at the 20-foot front yard setback line. Please provide the lot with
dimension on a formal submittal. If the existing building does not meet the required setbacks, it is
considered nonconforming due to substandard yards. Allowing an addition to meet the existing
nonconforming setbacks, would be an increase in the nonconformity which is not permitted. Any
additions to the nonconforming building shall observe the required setback of the zone.
9. Nonconforming Construction Permit. According to CMC Section 21.48.0S0(C)(l), a nonconforming
residential structure may be expanded, so as to occupy a greater area of land or more floor area
subject to issuance of all required discretionary and building permits and provided that an application
for a nonconforming construction permit is submitted and the City Planner approves the findings of
fact pursuant to Section CMC Section 21.48.080(0).
In addition to the substandard yards, at least one of the existing garages is nonconforming due to the
garage not having a 20-foot by 20-foot free and clear interior space.
10. Hillside Development Regulations. CMC Section 21.95.140 prohibits development on downhill
perimeter slopes over forty percent gradient with an elevation differential greater than fifteen feet.
In accordance with CMC Section 21.95.130, a slope analysis and slope profiles shall be illustrated on
a constraints map, and shall accompany all development submittals which propose grading or
development of slopes which have a gradient of fifteen percent or more and have an elevation
differential greater than fifteen feet. If the slope has a gradient of greater than forty percent and an
elevation differential of greater than fifteen feet, any proposed work on the slopes will not be in
compliance with the CMC.
11. Slope Edge Building Setbacks. CMC Section 21.95.140(1): Slope edge building setbacks shall be
sufficient to eliminate or significantly reduce views of vertical building forms which would be visually
incompatible with hillside landforms. Notwithstanding the building setback requirements of the
underlying zone, all main and accessory buildings that are developed on hilltops and/or pads created
on downhill perimeter slopes of greater than fifteen feet in height shall be set back so that the building
does not intrude into a 0.7 foot horizontal to one foot vertical imaginary diagonal plane that is
measured from the edge of slope to the building. For all buildings which are subject to this slope edge
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0029 (DEV2024-0049) -GEIDEMAN REMODEL
July 8, 2024
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building setback standard, a profile of the diagonal plane shall be submitted with all other
development application requirements. On the exhibit, clearly identify the top edge of slope where
the setback will be measured from.
12. Coastal Shoreline Development Overlay Zone / Geotechnical Report. The Coastal Shoreline
Development Overlay Zone shall be applied to areas within the Mello II Segment of the Carlsbad local
coastal program located between the sea and the first public road parallel to the sea. Therefore, this
project is subject to all applicable requirements of CMC Chapter 21.204 including all code sections
regarding public access. With a formal submittal, please include a geotechnical report addressing the
requirements of CMC Section 21.204.110.
13. Lateral Access Easement. Available maps show there is an access route between the rear of the
property and the lagoon. A preliminary title report will be needed to determine if this access is an
easement, road, or neither and to confirm whether an existing lateral public access easement at the
rear of the property exists. Please refer to Policies 7-3 and 7-6 of the Mello II Segment of the Local
Coastal Program and CMC Section 21.204.060 for additional information. If there is not an existing
lateral access easement, please note it will be required as a condition of approval and may be required
at the top of the slope. Please plot all easements listed in the title report on the site plan submitted
for formal review. Please see link to LCP for additional information.
https://www.carlsbadca.gov/home/showpublisheddocument/236/637425974089530000
14. Habitat Management Plan. A 100-foot buffer between the wetlands and any development, grading,
or alterations, including clearing of vegetation is required. The buffer areas shall be permanently
preserved for habitat uses through provision of an open space easement as a condition of project
approval.
A 20-foot buffer for all other native habitats (coastal sage scrub, southern maritime chaparral,
maritime succulent scrub, southern mixed chaparral, native grassland, oak woodland) is required from
any development, grading, or alterations, including clearing of vegetation.
15. The Citywide Objective Design Standards {ODS) for Multifamily Housing and Mixed-Use Development
are not in effect in the Coastal Zone until the Coastal Commission approves the ODS. Once the Coastal
Commission approves the ODS, applicable duplex applications not deemed complete will be subject
to the guidelines. A link to more information on the ODS is included below.
https://www.carlsbadca.gov/home/showpublisheddocument/15945/638453202465000000
16. Historical Report. The project will require the alteration of a building that was built 50 years ago. A
historical, cultural report will be required to determine if the existing building has any significance.
Please direct your consultant to the city's Tribal, Cultural and Paleontological Resources Guidelines
which can be found on the city's website at:
https://www.carlsbadca.gov/home/showpublisheddocument/254/637 425976516870000
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0029 (DEV2024-0049) -GEIDEMAN REMODEL
July 8, 2024
Pages
17. Paleontological and Archaeological Report. The project is proposed in an area of the city known to
have a high sensitivity as it relates to archeological and paleontological resources. If any grading,
excavation, or ground disturbance is proposed, provide an archeological and paleontological survey.
If any is proposed, the project will be conditioned to have qualified monitors on site during the
grading, excavation, or ground disturbance.
18. Lot Coverage. All buildings, including accessory buildings and structures, shall not cover more than
sixty percent of the area of a lot. Please provide a detailed lot coverage calculation in the plans. Refer
to the CMC definition of building coverage for a comprehensive overview of what is and what is not
included in the lot coverage calculation.
19. Wet bar. The upstairs wet bar shall demonstrate compliance with the CMC definition of "wet bar" in
CMC Section 21.4.378.1.
20. PRE 2024-0025. A previous preliminary review application was submitted for this property. It is
recommended that both projects be combined into one formal application.
Land Development Engineering:
1. Please complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide you
and the city in determining what type of reports and storm water mitigation must be completed to
satisfy state and City storm water quality requirements. The questionnaire is located on the City of
Carlsbad website.
2. Based on a preliminary analysis it appears that this project will be a Standard Project. Please complete
the Standard Project Requirement Checklist, Form E-36, and show all source and site design BMPs on
the conceptual grading and drainage plans.
3. Please provide a Preliminary Title Report (current within the last six (6) months).
4. Please annotate and delineate all existing easements and encumbrances listed in the Preliminary Title
Report on the site plan. If any vacations or quitclaims are planned with this development, annotate
on the site plan.
5. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map
17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control
per City of Carlsbad Engineering Standards.
6. Please delineate and annotate approximate topographic contours for existing and proposed
condition. Provide 1-foot contours for slopes less than 5%; 2' intervals for slopes between 5% and
10%, and 5' intervals for slopes over 10%. Extend contours a minimum 25 feet beyond the project
boundary.
7. On the site plan, please show and identify all existing surface improvements screened back (curb,
gutter, sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.)
at the project site, project frontage and within 25 feet of the boundary.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0029 (DEV2024-0049) -GEIDEMAN REMODEL
July 8, 2024
Page 6
8. Please indicate the earthwork quantities (cut, fill, import, export, remedial} proposed for the project
in cubic yards.
9. Please provide spot elevations at the corners of each pad in the proposed condition. Include finish
pad and floor elevations.
10. Please clearly show all property lot lines and label bearing and distance.
11. Please provide a street cross section for Jefferson Street frontage. Provide existing right-of-way width
and existing improvements. Dedication requirements, if any, are defined per Carlsbad Municipal Code
Section 18.40. Public street frontage improvements will not be required at this time since Jefferson
Street along this frontage is designated an alternative design street. Refer to Carlsbad Municipal Code
Section 18.40.070. No requirement for a Neighborhood Improvement Agreement is anticipated
either since a Future Improvement Agreement is already recorded on the property per Doc No. 76-
429809 recorded 12/21/1976. These types of agreements defer the requirement for any street
frontage improvements.
12. Please show all existing utilities and callout size for: water, sewer, storm drain, underground dry
utilities, overhead lines, street lights in Jefferson Street.
13. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Environmental Sustainability, Habitat Management Division:
1. The property is in the Coastal Zone and, therefore, must follow Coastal Zone standards in the HMP.
A link to the HMP is provided below.
https:ljwww.carlsbadca.gov/home/showpublisheddocument/224/637446616709600000
2. Please submit a biology report to address the concerns below. The report can be in the form of a short
memo, but must include the following:
a. Vegetation and habitat mapping within 100 feet of the property,
b. Delineation of the required 100-foot wetland buffer from the edge of wetland habitat to
the west.
c. Delineation of any potential 20-foot upland buffers offsite. There may be habitat (Open
Space Type 1) on the adjacent property. A 20-foot buffer is required.
d. Show the limits and acreage calculation of all project impacts, including grading,
vegetation removal, structures, equipment access, etc.,
e. Include breeding bird avoidance impact measures (e.g., avoid breeding season or conduct
nest clearance survey before the work is started).
3. There shall be no direct impacts to hardline habitat preserve, Open Space Type 1, lands zoned Open
Space (OS), or lands with the OS General Plan Land Use Designation.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0029 (DEV2024-0049) -GEi DEMAN REMODEL
July 8, 2024
Page 7
4. Please provide a detailed description of the project and methods (including structures, construction
and equipment access and staging, etc.).
5. Coastal Zone standard 7-11 requires that "no development, grading, alterations, including clearing of
vegetation, shall occur in the buffer area ... buffer areas that do not contain native habitat shall be
landscaped using native plants." It would be best to avoid all impacts into wetland or upland buffers
if at all possible. If that is not possible, then coordination with the Coastal Commission will be
necessary.
6. Fuel Management Zone (FMZ) -Must be at least 50 feet from wetland and ensure that there is no
upland habitat offsite within FMZ.
Building Division:
1. No comments.
Fire Department:
1. NFPA 13D residential fire sprinklers required.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Edward Valenzuela at the number below. You may also contact each department individually as
follows:
• Planning Division: Edward Valenzuela, Associate Planner, at (442) 339-2624
• Land Development Engineering: David Rick, Project Engineer, at (442) 339-2781
• Fire Department: Randy Metz, Fire Inspections, at (442) 339-2661
• Building Division: Shawn Huff, Building Official, at (442) 339-5338
• Environmental Sustainability: Rosanne Humphrey, Senior Program Manager, at (442) 339-2729
Sincerely,
ERIC LARDY, AICP
City Planner
EL:EV:cf
c: Tom Geideman, Red and Brown Properties Inc., Property Owner, 2363 Jefferson Street, Carlsbad,
CA 92008
David Rick, Project Engineer
Rosanne Humphrey, Senior Program Manager
Laserfiche/File Copy
Data Entry
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0029 (DEV2024-0049} -GEIDEMAN REMODEL
July 8, 2024
Page 8
Attachments:
1. Coastal Commission Stringline Interpretation Correspondence
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0029 (DEV2024-0049} -GEIDEMAN REMODEL
July 8, 2024
Page9
Jason Goff
ffl:
...mt:
To:
Don Neu
Thursday, August 20, 2015 1:40 PM
Planning Dept
Subject Stringline Setback Determination from Coastal Commission Staff
Attached for your information is a recent email Greg received from Coastal Commission staff. Toni Ross describes how
Coastal Commission staff applies the stringline setback requirements.
Don
From: Ross, Toni@)Coastal [mailto:Toni.Ross@coastal.c.a.gov]
Sent: Tuesday, August 18, 201S 2:.07 PM
To: Greg Fisher; lilly, Diana@Coastal
Cc: 'Kevin@hallockarchitects.com'
SUbject RE: ANA Deck
Greg/Kevin.
Thank you for your patience in waiting for this latest response. 1 want to be clear that staff previously gave you
preliminary feedback on this project raising concerns that the required lCP stringline for the subject deck should be
"'rawn from the adjacent structures, not the adjacent lot. After discussing this with you, staff agreed that we would
ther review the City's interpretation of the LCP, as well as review similar projects that have been approved elsewhere
in Southern California and provide you with additional comments. Having done that, Commission staff has concluded
that the interpretation of the LCP that is most protective of coastal resources requires that in the absence of a deck on
one side, the stringline should be measured from the most adjacent edge of the deck to the north, to the most adjacent
edge of the building to the south.
To recap, the proposed development includes the expansion of an existing deck on the western side of an existing
residence within the Army Navy Academy located in the City of carlsbad. The City's LCP contains a provision addressing
deck/stringline setbacks, and this policy maintains that the line of development cannot extend beyond the edge of
development on the two adjacent structures. Specifically, the Policy states:
New development fronting the ocean shall observe at a minimum, an ocean setback based on "strfngline"'
method of measurement. No enclosed portions of a stroeture shall be permitted further seaward than allowed by
a line drawn between the adjacent structure to the north and south, no decks or other appurtenances shall be
permitted further seaward than those allowed by a line drawn between those on the adjacent structure to the
north and south. A greater ocean setback may be required for geological reasons and if specified in the Loco/
Coastal Program. (emphasis added]
In this case, the structure to the south is the Army Navy Rec Center. Although this structure does not include a deck, the
LCP nonetheless requires the stringline be drawn to the adjacent structure. Thus, the stringline should be measured
from the most adjacent edge of the deck to the north, to the most adjacent edge of the building (Rec Center) to the
south. It is staffs understanding that City staff have indicated that the stringline should be drawn from the most
·-omlnent portion of the deck to the north, to the most prominent portion of the nearest existing deck located three
ructures to the south of the subject site. Commission staff respectfully disagree with the City. By 1) allowing the
stringline to be drawn from the most prominent and not the most adjacent corner of any structure; and, 2) drawing the
stringline across multiple structures in the absence of decking on the most adjacent structure, a negative precedent
1
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2024-0029 (DEV2024-0049} -GEIDEMAN REMODEL
July 8, 2024
Page 10
would be established that would allow development of both decking and enclosed structures at this site and other
ocean fronting lots throughout the City to encroach significantly further seaward than the existing line of
development. This encroachment could result In multiple impacts to coastal resources (protection of existing coastal
views, adequate public access, etc.}, that would be inconsistent with the City's certified Local Coastal Program. As suer
Commission staff cannot support a stringfine as drawn on plans submitted by Hallock Architects, dated 5/24/2015.
Other information which may be received during the City's review period will be reviewed by staff during the coastal
development permit process. If the project is appealed to the Commission, a final determination as to the project's
consistency with the Coastal Act will be made by the Coastal Commission itself.
Please feel free to contact me if you have any further' questions or concerns.
Thank you,
Toni Ross
Frum: Kevin Hallock [maHto:Keyin@haQockarch;tects.comJ
sent: Tuesday, August 11, 2015 2:31 PM
To: Lilly, Dlana@Coastal
Cc Ross, Toni@Coastal
SUbjec:t: ANA Deck
Good afternoon Diana,
First let me say I appreciate the effort that the CCC has put into our deck project at the AN Academy. Uniqur
project, Staffing changes. I get that. I understand that Toni, our planner is out sick today and was unable to '
attend the staff meeting this morning. That was unfortunate, but again i understand. I feel the need to
communkate the urgency of our situation and the Academy's desire to complete this project. ft is one of the
few locations on the campus that is used for outdoor entertaining and is used regularly to hold fundraising
events. As you can imagine, these formal gatherings are the back bone of the fundralsing efforts for the
academy and account for substantial gifting towards general operations and funding new
projects. Summertime is when the deck is used the most. I just want to make you aware and ask again for
your collaborative corporation in trying to come to a consensus so we may move forward. As I told Toni, I
have a meeting with the Academy this Thursday and I was hoping to update them with some news on your
findings. once this is done, we still have several weeks left to finalize the approval. This project seems to
be tricky with regard to the stringfine as Toni has informed me but if there is any chance it could be reviewed
before weeks end I and the Academy would be very appreciative.
Sincerely,
Kevin Hallock RA I kgvin@hallockarthitects.com I Mobtle: 916.412.4132
Hallock/ architects
1236S Calle Albara, 12 I El Cajon CA, 92019 I www.hallocbrchilects.com
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Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600